2026 Regulatory Updates
The CRZ framework in Goa continues to evolve. The CRZ Notification 2019 remains the base framework, with state-level amendments through the Goa CZMP (Coastal Zone Management Plan). Key developments include updated mapping of the High Tide Line (HTL) and hazard lines, refined classifications in several coastal villages, and strengthened enforcement mechanisms.
Zone Boundaries and HTL
The High Tide Line determines all CRZ measurements. In Goa, the HTL has been surveyed and mapped using modern techniques including satellite imagery and GPS coordinates. The NDZ in CRZ-III areas extends 200 meters from the HTL for the general coastline. Along tidal-influenced rivers and backwaters, the zone extends 100 meters from the HTL. These distances are measured horizontally, not along the ground slope.
Permissible Activities
Within CRZ zones, permitted activities include: repairs to existing authorised structures, construction of roads and bridges (with environmental clearance), fishing-related activities and infrastructure, tourism facilities in designated CRZ-II areas (with restrictions), and public amenities like parks and promenades. Prohibited activities include: setting up new industries, reclamation of land, discharge of untreated waste, and mining of sand and rocks.
Impact on Property Values
CRZ restrictions significantly affect property values in Goa. Plots with CRZ-clear status command a substantial premium — often 30-50% more than similar plots within CRZ zones. Conversely, land within the NDZ has limited development potential and is valued primarily for the land holding itself. For investors, understanding CRZ status is critical for accurate valuation and investment planning.
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